Bredbury Gateway Summary of Planning Application

Existing Public Footpath to be retained

Proposed Public Footpath

Red Line Site Area = Approx. 76.35 acres/30.90 hectares Indicative Masterplan

A planning application has been submitted by Quorum Indeed, the proposals provide a significant opportunity for the Estates Ltd for an extension to Bredbury Park Industrial borough to compete with the very successful regional logistics Estate, Stockport. schemes such as Omega in Warrington and Logistics North in Bolton. Located within 1 mile of Junction 25 of the M60, the application site represents a unique opportunity It will create over 2,200 skilled jobs and complete the last piece to deliver a World Class industrial and logistics of the regeneration puzzle for Brinnington. The sites potential to development which responds to the significant market deliver a highly sustainable employment development has already demands across the borough, following on from success been recognised. It is identified as a draft allocation within the in recent years with schemes such as Aurora and S-Park emerging Greater Manchester Spatial Framework [GMSF]. in Stockport. Site Location

The Proposals

Quorum are seeking outline planning permission for up to 1.25 million sq. ft. of industrial and logistics warehousing (B2/B8) and up At this stage, we are proposing the following: to 10,000 sq. ft. of ancillary retail and leisure floorspace This will provide convenient on-site services for employees. A maximum of up to 40% B2 and between 60-100% B8 floorspace Much of the detail will be applied at the ‘Reserved Matters’ stage. This will enable the detailed design to be tailored to meet occupier requirements. The GMSF A maximum ridge height of 23m

The GMSF, once adopted, will allocate land for housing and employment development across Greater Manchester. The draft The provision of a 130 space overspill car document proposes to remove the Bredbury Gateway site from the park to serve the Stockport Sports Village Green Belt and allocate it for employment development. As part of this process, the Greater Manchester Combined Authority has considered a range of options on how best to secure the creation of The provision of new and enhanced jobs required to support Stockport’s future economic needs. They footpaths, a bridleway and an attractive have concluded that Bredbury Gateway is the only suitable location and sensitive landscaping and sustainable to deliver this growth. drainage systems

However, the GMSF process faces significant delay. At the same Extensive highways improvements to the time, there is an unprecedented demand for industrial and local network warehouse space in Stockport, with occupiers desperate to find premises and to integrate into the local communities. It has therefore been necessary to submit an application now to ensure that significant demand for industrial and logistics development in Stockport can be met.

2 Case study 1: The Very Special Circumstances Stockport town centre based manufacturer and distributor. This company have been established in Stockport town centre for National Planning Policy restricts development within the 80 years but now require a new modern site to enable the business Green Belt unless it can be demonstrated that ‘very special to expand. Their existing town centre site also sits within one of the circumstances’ exist. In the case of Bredbury Gateway, we Council’s large regeneration plans adjacent to the train station, so think that very special circumstances do exist for the following they will need to re-locate at some point to facilitate this scheme. reasons: The company requires 5-6 acres, with a building of 65-85,000 sq ft, built to 12m eaves height. • There is an overriding need for the provision of largescale industrial and logistics buildings in Stockport. The company employs around 90 people at present, and this would increase with a new larger facility at Bredbury Gateway. There are • There are no sites located within the urban area in very few suitable options currently available in Stockport and this Stockport or Tameside suitable of accommodating a company is therefore having to look outside of the borough as far development of the scale and nature required. away as Rochdale and Oldham. The company is greatly concerned • There are no alternative sites located in the Green about retaining as many of their existing skilled workforce as Belt in Stockport or Tameside that are better suited to possible and a move out of the borough could cause issues for many accommodate the proposed development. of them.

• The proposed development will deliver considerable social and economic benefits, including significant job Case study 2: creation. A Bredbury based printing company. This company is a long standing occupier on Bredbury Industrial Estate. They currently lease a • The proposals will help to facilitate the wider building of approximately 50,000 sq ft which has been extended and regeneration of the Woodley and Brinnington areas. reconfigured in recent years to accommodate their changing needs. The existing site is now at full capacity, and they have expressed serious interest in a new build unit of c. 100,000 sq ft on Brebdury Industrial Estate. Public Consultation The business is American owned, and they have a desire to occupy a modern or preferably new build unit in line with their other Through a number of different methods, Quorum have ensured premises around UK and abroad. They currently employ 100 people active engagement and involvement of the local community and on site, and their re-location would result in additional new jobs. relevant stakeholders. They have had to extend their current lease recently as they couldn’t find a suitable site in Stockport, although they have the ability to This has included a public exhibition, the delivery of leaflets to 4,500 terminate this in the next 2-3 years, which will suit timescales for of the local residents, the creation of a bespoke website for the Bredbury Gateway. project amongst other means.

This community engagement and consultation has been essential Case study 3: in the evolution of these proposals. Quorum have responded International distribution company. This company have a to the comments that they received and have made subsequent requirement for a new build unit of c. 500,000 sq ft in South East enhancements to a number of components to the scheme such as Manchester for bulky goods storage and distribution. They have the sports village car park, lighting layouts, bridleway and footpaths. viewed Bredbury Gateway and expressed serious interest, and are This has ensured that the proposals are specifically tailored to the being updated on the status of the planning application. They will local needs of the borough. bring significant jobs at all levels, and a large investment into the area.

Case study 4: Occupier Case Studies New Mills based confectionary manufacturer. This company engaged with Quorum regarding Bredbury Gateway and latterly Stockport Council about their requirement for up to 400,000 sq ft for a new Bredbury Gateway has not yet been marketed by Quorum or their production facility in Stockport in order to expand one of their agents, however, through their involvement in the local industrial successful production lines. Given their existing location, Stockport market and due to the site’s inclusion within the GMSF, Quorum was their favoured location due to motorway access and ease of have had various unsolicited approaches from occupiers enquiring travel to their HQ factory. about the site’s availability and likely timescales for development. Due to timescales and planning status of Bredbury Gateway, they The occupiers have been wide ranging, and include both local, decided that their business need was so urgent that they were regional and international companies who operate in industrial, unable to wait for the planning process to take place. Furthermore, logistics and advanced manufacturing sectors. Whilst the identity of they were unable to identify any other suitable sites in Stockport, the occupiers remains confidential, we have summarised below just Tameside or Manchester and have recently committed to take a site four case studies of occupiers who typify the nature of enquiries at Midpoint Business Park, Middewich, Cheshire East. The fact that received for the site: this company have opted for a site c. 30 miles from their preferred destination, serves to emphasise the lack of large scale development sites available and the resulting loss of jobs and economic investment in the town.

3 The Local Economy

The Bredbury Gateway development will lead to the creation Improvement Works of thousands of jobs. Emphasis will be placed on employing local people and a subsequent local training and employment Quorum are offering a range of improvement works which initiative will be established. Bredbury Gateway will: will improve local circumstances for the surrounding residents:

Create in the region of 2,214 total permanent The provision of a 130-space overspill workforce jobs or 2,069 FTE jobs once fully car park for the Stockport Sports Village. There operational. are currently significant capacity issues with the existing car park resulting in on-street parking issue around Lambeth Grove and Mill Lane. Create approximately 138 temporary construction jobs per annum on average during The creation of a high quality public footpath/ the construction phase of five years, or69 FTE bridleway at the north of the construction jobs. site, running close to the southern bank of the River Tame.

Generate £3.3m per annum in Business Rates. An attractive and carefully considered landscape scheme that will reduce the visual impacts of the development on the Tame Valley. Enhance the profile of Bredbury Industrial Estate as a premier employment destination in Significant junction improvement works are Greater Manchester. proposed at various locations to reduce the impacts on the existing highway network. Create a competitive advantage for Stockport Borough within the industrial and logistics A range of off-site improvement works are sectors. proposed to enhance pedestrian links between the site and cycle links with Brinnington and Help maintain a diversified local economy in an Woodley. area where traditional industries have declined and economic growth is a key driver for the area.

Improve the socio-economic outcomes of deprived areas within Stockport and Tameside by offering convenient new employment opportunities.

4 CGI of the proposed scheme

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M60 (A6017 M60 ) A560 Proposed Sustainable Transport Interventions

Diversion and upgrade of Turner lane to a PRoW / bridleway Upgrade existing PRoW to Haughten Green

Upgrade PRoW to Ashton road

Pedestrian / cycle Connection to Ashton road Upgrade pedestrian / Cycle connection to Stockport sports Village

Upgrade PRoW Pedestrian / cycle to Mill Lane Connection to Bredbury Park Way

Accessibility Interventions

All existing prow’s within the site Boundary to be diverted where Necessary based on the indicative Proposed layout

Improved lighting on motorway Overbridge, and improved footway Access to the bridge from Cromwell road

7 Renewal and Regeneration The Environment

The local area displays relatively high levels of deprivation, It was recognised that issues associated with the environment may particularly Brinnington, parts of Tameside and Bredbury. The arise from the development. Quorum have therefore ensured that proposals will provide socio-economic benefits contributing to the any issues relating to environmental issues have been appropriately regeneration of these areas. mitigated against. Indeed, an Environmental Statement forms part of this planning application which assesses the following environmental Brinnington is a priority area for regeneration. It has benefitted from issues: a number of initiatives in recent years including the replacement Lapwing Sports & Leisure Centre which opened in March 2018 and the Blackerry Vale and Blackberry Point housing schemes that are being delivered by Countryside Properties. There are also a number of social, wellbeing and health initiatives that have been launched to supplement the physical regeneration, Air Noise and Flood Risk and Biodiversity largely driven by the Brinnington Big Local group who recently Quality Vibration Drainage secured funding to develop a new Brinnington Community Hub which was opened by Andy Burnham in July 2019. The Bredbury Gateway development will form the final piece of the jigsaw, delivering the accessible high quality employment opportunities that will secure the overarching regeneration and renewal of Brinnington. Bredbury Gateway will significantly enhance the socioeconomic Ground Landscape/ Arboriculture conditions of Brinnington Tameside and Bredbury which currently Conditions Visual Impact displays relatively high levels of disadvantage in the context of employment opportunities. Currently, a significant number of Of particular note is the issues that may arise in relation to air Tameside residents are employed in the Bredbury area. The quality. It was recognised that the development’s effect on air quality proposals will create a more diverse employment offer that will is most likely to arise during the construction phase and operational include highly skilled jobs as the logistics industry continues to phase. However, the Environmental Statement concludes that the expand and diversify for residents in Brinnington Tameside and effects during construction are considered not ‘significant’ when Bredbury. considered with the mitigation measures that will be implemented. The suburb of Brinnington, which was originally established to Overall, the Environmental Statement, alongside the supporting provide homes for the workers of the Bredbury Industrial Estate, reports and plans illustrate that with appropriate mitigation, the is identified as an area with low levels of car ownership. Bredbury development will not give rise to any significant adverse effects Gateway represents a unique opportunity to create new jobs that in relation to environmental issues. Indeed, the surrounding people of Brinnington can easily and sustainably access from the environment is able to fully accommodate the proposed local area. development.

8 Indices of multiple deprivation

9 What Next?

The application was submitted to Stockport Metropolitan You can do so in any of the following ways: Borough Council on the 9th August 2019. The Council is now consulting with local residents and statutory consultees. Council Email: [email protected] Officers will then make a recommendation on the application Visit: https://havingyoursay.co.uk/help-make-bredbury-gateway-a- before members of the Planning & Highways Regulation reality and complete the online supporter form; Committee vote and make a decision. Determination of the planning application is expected in Spring 2020. Or write to: Stockport Council’s Planning Services at Stockport Council, Stopford House, Piccadilly, Stockport SK1 3XE Listening to the community Please use the planning application reference: DC/074399 when The elected members who sit on the Council’s Planning & making your comments to the Council. Highways Regulation Committee will take into consideration the If you need any further information, please do not hesitate to call views of local people and businesses when making their decision. our community information line on 0161 711 0293 (Monday to With submissions of support from the local community, members Friday 9:00am to 5:30pm). will find it easier to approve the plans.

You can play a vital role in getting our plans over the Where can I view more information? line by telling the Council your reasons for supporting these proposals. The application documents can be viewed online at either:

www.bredburygateway.co.uk How can I support the planning application? or via the Council’s planning portal (www.planning.stockport.gov.uk/ PlanningData-live) by using the application reference DC/074399.

We believe that the voice of the local business community should be heard, and we would be delighted if you are able to spare a couple of minutes for support our proposals.

If you support Quorum’s plans to deliver 1.25 million sq ft of purpose-built employment space in Brebury, which will create up to 2,200 jobs once fully occupied, here’s how you can tell the Council: